The 40-year recertification building inspection (now referred to as a Milestone Inspection) is required by law and is to ensure that buildings are structurally and electrically safe and to prevent structural building failures.

Buildings must have this safety inspection performed periodically by a structural engineer when the building reaches a certain age (25 to 30 years) and every 10 years thereafter.

In May 2022, the Florida Legislature approved Senate Bill 4-D, introducing new stipulations for condominiums and co-op buildings with a height of three stories or more. This bill implements a comprehensive Milestone inspection program across the state, mandating that condominium and cooperative associations carry out crucial structural assessments and execute structural integrity reserve analyses.

These measures are in place to prevent future building failure and guarantee the continued safety and viability of condominium and cooperative structures. In the Milestone Inspections (formerly known as 40-Year Recertification Inspections), there are 2 phases.

Milestone Inspections

PHASE 1

In accordance with Florida regulations, a licensed engineer or architect (not the property owner or the building manager) must carry out the essential structural and electrical safety inspections of condominium and co-op buildings. These inspections involve a thorough visual examination of the building’s primary structural components and systems to ensure their integrity and safety.

The main objective of these safety inspections is to identify any significant structural deterioration that could adversely impact the building’s overall condition, integrity, or the life-safety of its occupants, and lead to future building failure.

Building safety inspection reports must document any observed unsafe or dangerous conditions, structural building failures, electrical deficiencies as well as include a determination of any items that are an immediate threat and warrant further examination. Additionally, the reports should outline the required maintenance, necessary repairs, or replacements of structural components to maintain the building’s safety and stability.

It is important to note that the condominium or cooperative association bears full responsibility for covering the costs associated with conducting these milestone structural inspections. By ensuring the safety and integrity of these structures, residents can have peace of mind in their living spaces.

Milestone Inspections

PHASE 2

In the event that a phase-one inspection, conducted by a Florida-licensed engineer or architect, deems a phase-two milestone inspection necessary, this subsequent building safety inspection may encompass various techniques.

These methods can include materials testing, probing, removal of finishes, or non-destructive testing approaches such as ground penetrating radar. The purpose of these inspections is to provide a comprehensive understanding of the building’s true structural condition.

Upon the completion of the phase-two milestone inspection, a detailed inspection report is to be compiled. This report should outline the specific methods and types of inspections performed, as well as clearly indicate if any unsafe or dangerous conditions were observed (including structural or electrical deficiencies).

Furthermore, the report must identify and describe the extent of any considerable structural deterioration, along with providing recommendations for maintenance, necessary repairs, or replacement of structural components as needed.

If the required repairs are not initiated within a year following the submission of the phase-two safety inspection report, the local municipal authority is obliged to assess whether the building is safe for continued occupancy. By following these procedures and adhering to the established timelines, the safety and well-being of occupants within these buildings can be effectively maintained.

The table below provides a guide as to the deadlines for these inspections depending on the age and distance from the Coastline: